Croatia continues to attract international real estate investors in 2025, thanks to its breathtaking coastline, EU membership, affordable property prices, and favorable rental yields. Whether you're looking to purchase a second home, invest in short-term rentals, or relocate to the Adriatic, it’s essential to understand the legal, financial, and procedural aspects of buying property in Croatia as a foreigner. This guide will walk you through everything — from legal restrictions to taxes and hidden fees — to ensure a secure and informed property transaction.

🧾 Can Foreigners Buy Property in Croatia in 2025?

Property Purchase Rules for EU, EEA, and Third-Country Citizens

Foreigners can legally purchase real estate in Croatia, but the process and requirements vary depending on citizenship.

EU/EEA Citizens

Citizens of the European Union (EU) and European Economic Area (EEA) can purchase residential property in Croatia without restrictions. They are treated the same as Croatian nationals and can own land, apartments, and houses freely. Agricultural land, however, remains restricted in many cases.

Non-EU/EEA Citizens (Third-Country Nationals)

For citizens of third countries, purchasing property in Croatia is subject to approval by the Ministry of Justice and Public Administration. This permission is only granted if Croatia has a reciprocity agreement with the buyer’s country. Even if you are buying a regular apartment, you must receive this approval before the transaction can be finalized.

⏳ The review process for this approval typically takes 1 to 6 months.

🔗 The official list of countries with which Croatia has reciprocity is published by the Ministry of Justice and is available here:

👉 Reciprocity List – Ministry of Justice of the Republic of Croatia

If there is no reciprocity, the purchase is not allowed.

Swiss Nationals

Swiss citizens are allowed to buy Croatian property under bilateral agreements similar to those for EU citizens, though they may need to provide proof of temporary residence.

🧭 Step-by-Step Property Buying Process in Croatia for Foreign Buyers

The legal process of buying property in Croatia consists of several key stages:

Get a Croatian Tax Number (OIB)
The Croatia OIB for property buyers is a mandatory personal identification number required for signing contracts, paying taxes, and registering ownership. It is issued by the Croatian Tax Administration and can be obtained in person or via a legal representative.
Hire a Real Estate Agent and Lawyer
It’s highly recommended to engage a licensed real estate agent and an independent lawyer to assist with due diligence, review of property documents, and protection against fraud. Ensure the agent is registered with the Croatian Chamber of Commerce.
Check Title and Legal Status
Your lawyer should review the Land Registry (Zemljišna knjiga) and Cadaster to verify that:
- The seller has legal ownership.
- The property is free of debts or encumbrances.
- Zoning permits allow residential use or renovations.
Sign the Preliminary Agreement (Predugovor)
Once terms are negotiated, a preliminary agreement is signed. This includes the purchase price, timeline, and a deposit (usually 10%). The contract can include clauses to protect the buyer in case of legal or financing issues. Important: Even if you’re buying a residential apartment, non-EU/EEA citizens must apply for government approval after signing this agreement. The sale cannot be finalized until this approval is granted.
Apply for Ministry Approval (Non-EU buyers only)
Buyers from outside the EU/EEA must apply for ownership approval from the Croatian Ministry of Justice, which confirms that a reciprocity agreement exists with their home country. This step usually takes 1 to 6 months.
Secure Mortgage Financing (Optional)
If the buyer is financing the purchase through a Croatian bank, this is the stage to apply for a Croatia mortgage for foreigners.
Required documents typically include:
- Proof of income;
- Property pre-agreement;
- Property appraisal;
- Deposit (20–30%).
Approval times vary, so it's best to start the mortgage application process immediately after signing the preliminary contract.
Final Sales Agreement (Ugovor o kupoprodaji)
After approval, the final contract is signed before a Croatian notary. The notary ensures the transaction complies with Croatian law and submits it to the Land Registry.
Registration and Tax Payment
The buyer must register ownership in the Land Registry and pay all applicable taxes and fees to complete the transfer of title.

💶 Property Taxes in Croatia: What Buyers Need to Know

Real Estate Transfer Tax, VAT, and Ongoing Obligations

Real Estate Transfer Tax (RETT)

Applies to resale (used) properties.
Flat rate: 3% of the property's market value.
Paid by the buyer.
Must be paid within 30 days of registration.

VAT (Value-Added Tax)

A 25% VAT applies to new properties bought from developers and is already included in the sale price."

Annual Property Tax (from 2025)

As of 2025, Croatia introduced an annual property tax for habitable buildings.

Rate: from €0.60 to €8.00 per m², depending on location and amenities.
This annual property tax in Croatia is set by municipalities.
Exemptions apply for permanent residences and long-term rentals.

Capital Gains Tax

Applies when selling property within 2 years of purchase.
Rate: 24% on the net gain.
Exemption applies if the property was your primary residence or owned for more than 2 years.

📑 Legal, Notary, and Real Estate Agent Fees When Buying Property in Croatia

Croatian notary fees 2025

Fees typically range from 100 to 200 EUR.
Covers contract certification and registration submission.

Croatian lawyer Fees

This typically amounts to around 1% to 2% of the property's purchase price, depending on its complexity and location.
Lawyers handle title checks, zoning review, and draft contracts.
Strongly advised for all foreign buyers.

Court and Registration Fees

Property registration: approx. €35
Land book excerpt: approx. €10–20

Real estate agent fees in Croatia

Commission typically 2–4% + VAT (25%) of the purchase price.
Often shared between buyer and seller, but this must be clarified in advance.

🏁 Final Thoughts: Invest in Real Estate Croatia in 2025

Many investors are interested in buying real estate in Croatia as a foreigner, especially in coastal regions. If you're looking to invest in real estate Croatia, prioritize legal clarity, full due diligence, and work with professionals.

Among the best cities to buy property in Croatia are:

Split – Ideal for short-term rentals
Zagreb – Stable, year-round rental market
Zadar & Pula – Affordable with growth potential

Before you proceed, consult with a qualified local real estate lawyer and tax advisor to make informed decisions every step of the way.

🇭🇷 How to Buy Property in Croatia as a Foreigner in 2025: Legal Requirements, Taxes, and Costs

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